Hingham Senior Center Project Comes in at $30.6 Million, Down from Original $34.1 Million Estimate
HINGHAM - September 30 - The Center for Active Living building committee presented a revised $30.6 million total project cost for a new senior center at Bare Cove Park on Tuesday night, representing a 10% reduction from the original $34.1 million estimate presented at the 2025 annual town meeting. The project would require $29.9 million in new appropriations from voters, with approximately $754,700 remaining from the previously approved $2.5 million design appropriation.
The Full Story
Project Manager Dan Pallotta from the Owner’s Project Management (OPM) team walked the joint meeting through a detailed cost breakdown, emphasizing that the project has been scaled back significantly since initial approval. The building footprint has been reduced from 28,700 square feet to 25,950 square feet—a 9.6% reduction—while parking spaces decreased from 204 to 170, a 16.7% reduction.
Two independent estimates were prepared and reconciled, with the OPM team estimating $29,062,000 and the design team estimating $29,396,000. After reconciliation meetings, the combined estimate came to $28,721,636 for site work and construction. Following additional value engineering recommendations accepted by the building committee, the construction cost was further reduced to $26,456,436.
The total project cost of $30,609,757 includes $956,000 for non-center-related site work to bring water and sewer lines down Bare Cove Park Drive and repave the street. This infrastructure work would benefit other buildings along the road, not just the senior center. Project design and engineering work totaling $1,745,300 has already been committed from the original $2.5 million appropriation.
Pallotta emphasized that changes can still be made as the project moves through design development and construction document phases. “This is not absolute,” he said. “We have been listening. We will continue to do so.” He noted that while major changes like completely reimagining the building layout are no longer feasible, adjustments to materials, systems, and specific features remain possible.
The design team, led by Chris Wante, detailed numerous changes made since the April town meeting based on public feedback and committee input. Space removals included maker spaces, several offices, some restrooms, storage areas, and administrative space. Many program rooms were reduced by 10-20%, including the auditorium, classrooms, exercise studio, volunteer space, and conference rooms. A folding partition was added to allow the large multipurpose room to expand into the café for larger events.
Value engineering efforts focused on reducing costs without eliminating programming. The heating and cooling system selected is $700,000 cheaper than the premium option while remaining energy efficient and familiar to town maintenance staff. The site was redesigned to be “balanced,” meaning no material needs to be hauled away, saving $250,000. A greenhouse was removed, and landscaping was reduced by approximately 50%, featuring more robust, low-maintenance plants. Outdoor amenities like a walking trail connecting to recreation areas and fitness equipment were eliminated.
The selected heating system is a Variable Refrigerant Flow (VRF) system, similar to what was installed in the public safety facility. It is 100% electric with no carbon emissions and particularly efficient during seasonal temperature swings. The system can simultaneously heat and cool different areas, using rejected heat from one process for the other.
Building Committee Chair Tom Carey defended the project’s scope, stating: “We’re not overbuilding, but we’re trying to make sure that the planning and the projection is not only going to be right for the town the day we open it, but is going to continue to be right for a reasonable period of time.” He noted that South Shore economic projections from UMass show Hingham’s elderly population will grow from approximately 6,000-7,000 currently to 9,000 by 2050.
Beth Rouleau spoke extensively about programming needs and comparability to peer communities. She updated benchmark data showing that with the 3.28 square feet per resident aged 60-plus, Hingham is now closely aligned with benchmark towns averaging 2.93 square feet per resident. Among South Shore communities including Marshfield, Duxbury, Scituate, and Cohasset, Hingham’s ratio is now below Marshfield’s and similar to other communities at approximately 3.3 square feet per resident.
Rouleau emphasized health considerations, noting that Hingham’s rate of Alzheimer’s and chronic disease (four or more conditions) is higher than the state average. She positioned the senior center as “the vital foundational resource” for preventative healthcare programs, social prescribing to address isolation, and age-friendly and dementia-friendly initiatives promoted by the World Health Organization.
The Advisory Committee raised persistent questions about costs relative to peer communities and sought more specific data on programmatic usage and cost savings from potential reductions. Advisory Committee member Brian Stack noted that when adjusted for inflation to 2025 dollars, Hingham’s building costs per senior appear 37% to 70% higher than recent projects in Wellesley (2017), Scituate (2021), and Marshfield (2022). Pallotta responded that there is no direct correlation to inflation rates, pointing instead to Massachusetts public construction cost trends that have increased more steeply than the general Consumer Price Index.
Advisory Committee Chair Carol Tully and others requested detailed analysis of five comparable senior centers to understand utilization patterns and cost structures. The building committee agreed to provide this deeper comparative analysis. Questions also arose about whether reducing square footage would produce proportional cost savings. Pallotta explained there is no simple formula, noting that reducing kitchen space saves more per square foot than reducing a multipurpose room, and that many costs—site work, utilities, electrical service—remain fixed regardless of building size.
Town Administrator Tom Mayo stated that utility operating costs would be approximately $35,000 annually for electricity and $1,000 annually for water and sewer. He also confirmed that intersection improvements at the Fort Hill/Bare Cove Park area would be completed before the center opens, with design work proceeding through the town’s engineering department and DPW outside this project’s budget. Mayo said the intersection work needs to happen regardless due to existing traffic pressures from Carlson Fields, proposed pickleball courts, and potential future development.
Several residents spoke about tax impact. Glenn Mangurian, citing information from the Town Treasurer’s office, calculated that based on past borrowing history, each million dollars borrowed translates to approximately $7.10 in increased taxes for the median assessed property over an eight-year average. At approximately $30 million, this would mean roughly $210 annually for the median homeowner, with half paying less and half paying more. He noted that anticipated Federal Reserve interest rate cuts could reduce this figure. Mangurian argued that tax increase should be weighed against the project’s 50-year lifespan, stating: “The $210 or lower property tax increase for the median assessed property seems quite reasonable for a 50-year 21st century facility.”
Another resident, Josh Ross, presented data showing Hingham’s average annual property tax increase over 23 years was $371, while average home values increased $36,000 annually. Over the last seven years with major capital projects, annual taxes increased an average of $549 while home values increased $63,000 annually.
Multiple public comments raised concerns about the project’s cost, the Bare Cove Park location, environmental impacts, and alternative sites. Anita Ryan questioned spending $7 million on site work and raised concerns about federal deed restrictions on the land, noting that the property was granted to Hingham under a federal Land to Parks program with provisions allowing the federal government to reclaim the land under certain circumstances, including if needed for national defense or if conditions such as “public use in perpetuity” are breached. She suggested alternative locations including an 11-acre parcel near the high school, the recently listed Hitchcock Shoes site at 222 Beale Street, and suggested Hingham cannot afford the project given an $8.2 million unfunded capital backlog projected for fiscal 2028 and $10 million by fiscal 2030.
Other residents emphasized unmet demand for senior programming. Dick Ponte stated that 20-25 Hingham residents travel 30 miles weekly to Marshfield for duplicate bridge because the current center lacks space. He teaches Mahjong classes with 15 students “jammed” into a 12x14-foot room with waiting lists for more classes. He noted the senior center operates on approximately $400,000 annually—”0.03% of the total town budget”—and that all programs are funded through grants, donations, and volunteers, not taxpayer money. Ponte stated: “When you build it... we’re going to fill those 180 parking spaces. We’re going to fill all of those program rooms.”
Several residents cited overcrowded programs, lack of parking limiting participation, and waitlists for popular activities including discovery programs and exercise classes. One speaker mentioned knowing 25 people who want to attend exercise classes but cannot due to capacity and parking constraints.
Environmental concerns were raised about cutting hundreds of mature trees, some over 100 years old, impacts on the Atlantic Flyway for migratory birds, increased temperatures from tree loss, and questions about preserving Bare Cove Park’s natural character. One resident who recently purchased property on Beale Street specifically because it faced the park described it as “truly an intergenerational place, as well as a gem that needs to be protected and preserved,” noting she encounters people of all ages using the park daily.
Pallotta emphasized the importance of meeting the May town meeting deadline, showing a chart from the Massachusetts School Building Authority demonstrating how public construction cost increases accelerate when projects are delayed. He indicated the team expects to complete design development in early December with another cost estimate as “your Christmas present,” followed by a final estimate at the 50% construction document stage before bidding. All estimates are based on receiving five bids with the middle bidder’s price.
Why It Matters
The cost and scope of a new senior center directly affects every Hingham taxpayer through a future debt exclusion vote and impacts how the town serves its rapidly growing elderly population. With Hingham’s senior population projected to increase from roughly 7,000 to 9,000 by 2050—already over 30% of residents—decisions about the facility’s size, location, programming capacity, and cost will shape quality of life and services for decades. The estimated $210 annual tax impact on the median homeowner represents a significant but manageable investment according to some, while others question whether the town can afford this alongside other capital needs and unfunded infrastructure backlogs approaching $10 million. The Select Board, Advisory Committee, and ultimately town meeting voters will need to balance competing priorities: meeting documented senior programming needs versus fiscal constraints, preserving natural resources versus providing adequate facilities, and building for future growth versus controlling immediate costs.
Meeting Minutes
Key Motions & Votes
Motion: Approve continuance of Salty Days Hingham restaurant common victualler all-alcoholic beverages license application to October 21, 2025. Outcome: Granted. Vote: Not recorded. (Timestamp: 0:03:56)
Motion: Approve issuance of special one-day all-alcoholic beverages license to Hingham Historical Society for Tavern Night at Old Ordinary, October 18, 2025, 7-10 p.m. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 0:08:00)
Motion: Approve issuance of special one-day wine and malt beverage license to Galley Kitchen and Bar for Mad Love Music Festival at South Shore Conservatory, October 12, 2025, 11 a.m.-5 p.m. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 0:09:53)
Motion: Authorize town administrator to sign agreement with East Coast Seal Coating Incorporated for repair and resurfacing of six tennis courts at 0 Burr Road, not to exceed $76,850. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 0:16:25)
Motion: Authorize town administrator to sign local action unit (LAU) application for one-bedroom condominium at 3H Beals Cove Road. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 0:19:16)
Motion: Appoint James Cahill to 2025 School Building Committee. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 0:20:01)
Motion: Appoint Thomas Donnelly to 2025 School Building Committee. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 0:20:14)
Motion: Adjourn Select Board meeting. Outcome: Approved. Vote: Unanimous (3-0). (Timestamp: 2:41:34)
Public Comment
Extensive public comment focused on the Center for Active Living project costs, site selection, environmental impacts, and programming needs. Supporters emphasized severe space constraints at the current 5,000-square-foot senior center, overcrowded programs with waiting lists, insufficient parking limiting participation, and the building’s small size relative to a growing senior population (projected to reach 9,000 by 2050). Several seniors described traveling to other communities for programs unavailable in Hingham. One resident calculated the median homeowner’s annual tax impact at approximately $210 and argued this is reasonable for a 50-year facility. Another presented data showing property value increases far exceed tax increases from recent capital projects. Critics raised concerns about $7 million in site work costs at Bare Cove Park, federal deed restrictions allowing potential land reclamation, environmental damage from cutting mature trees, and alternative sites including an 11-acre parcel near the high school and the former Hitchcock Shoes property. Several speakers questioned whether Hingham can afford the project given unfunded capital backlogs approaching $10 million. Multiple commenters requested more detailed comparisons with peer community senior centers and emphasized the need for respectful discourse as residents seek information to make informed voting decisions.
What’s Next
The Center for Active Living project will continue through the design development phase, with a cost estimate expected in early December 2025. A third estimate will be prepared at the 50% construction document stage. The building committee and design team will provide detailed comparative analysis of five benchmark senior center communities. The town will develop a tax impact calculator allowing residents to estimate their individual property tax implications. Intersection improvements at Fort Hill/Bare Cove Park Drive will proceed through separate engineering and DPW processes. The project is on track for bidding before the May 2026 annual town meeting, where voters would be asked to approve approximately $29.9 million in new appropriations via debt exclusion. The Advisory Committee’s Sustainable Budget Task Force is updating data sets in its report, including benchmarking information and tax rate comparisons, to inform the appropriation process.